Skip to content
1. Definition of the area and data structure
Actual location: according to DLD, the Beach Mansion project belongs to the Marsa Dubai area and the Dubai Harbour master project. In DLD, the selected filter “Beach Mansion, 2 bedrooms” corresponds to 273 confirmed transactions on the primary and/or secondary market, which provides a solid basis for analysis.
2. Liquidity and transaction dynamics
The project launched with active sales at the end of 2021: in Q4 2021 alone, 105 transactions for two-bedroom apartments were registered. Subsequently, in 2022 and 2023, the volume of 2BR transactions stabilized at a moderate level (6–23 deals per quarter), which is typical for high-end new developments as they fill up and move from mass reservations to market-based operations. Over the last 12 months, 22 transactions for two-bedroom units have been registered (as of mid-2024), indicating stable liquidity for a premium building in the Dubai Harbour location.
3. Price dynamics and levels for 2BR in Beach Mansion
The average price per square meter based on actual transactions in Beach Mansion (2BR) over the last 12 months is 33,486 AED/m². Since the project launch, the price dynamics have been as follows (quarterly averages):
– Q4 2021: ~27,550 AED/m² — sales launch.
– 2022: range of 27,400–29,900 AED/m² — gradual growth.
– 2023: accelerated growth, with averages approaching 31,400 AED/m² by year-end.
– 2024: range of 29,200–31,100 AED/m², with a noticeable jump in 2025 to 33,500–35,000 AED/m² (based on registered forward transactions).
Thus, over the past 2 years, the average price level has increased by more than 20%, reflecting the broader trend for premium waterfront assets in Dubai Harbour.
Comparison with the wider area:
For Marsa Dubai, the average price for apartments across all buildings over the last 12 months amounted to 26,762 AED/m². The growth rate is predictably lower than in new elite projects: district averages moved from 11,500 AED/m² in 2020 to ~22,000 AED/m² by 2022, and only by 2023–2024 are approaching 27,000 AED/m². The advantage of Beach Mansion, as with most new buildings in Dubai Harbour, is a clear premium to the district average (a difference of 25%+).
4. Rental rates and their dynamics
As of the date of this analysis, the DLD database does not record a single actual rental contract for two-bedroom apartments in Beach Mansion or within the Dubai Harbour master project — this is typical for very new projects at completion stage or where keys have not yet been handed over.
The current average annual rental rate for the entire Marsa Dubai area (all layouts, residential apartments, excluding units <10 m² and contracts <1,000 AED) over the last 12 months can be estimated at 1,173–1,236 AED/m² per year in 2024. Over 2022–2023 the rate increased significantly: from ~1,000 AED/m² in 2022 to 1,260 AED/m² in Q2 2023. The 2024 quarterly range is 1,173–1,282 AED/m².
Important: this indicator reflects the “average temperature” across the district — it includes both older buildings and new waterfront apartments, but there is no separate breakdown specifically for Beach Mansion due to the absence of actual contracts.
5. Sales-to-rent ratio and ROI calculation
Yield calculations are only possible at the Marsa Dubai district level, as there are no rental contracts for the building or the master project.
– Average annual rent per m² in the district over the last 12 months: 1,173 AED/m².
– Average purchase price per m² in the district over the same period: 26,762 AED/m².
Indicative gross yield (brutto ROI) for investments in a typical apartment in the district: 1,173 / 26,762 ≈ 4.4% per annum.
Adjusting for transaction costs at entry (7–8%, including DLD, broker, registration): net ROI is around 4.1%.
For Beach Mansion, the actual purchase price level is higher than the district average (33,486 vs. 26,762 AED/m²), therefore the “district” rental rate would translate into an even lower yield here: 1,173 / 33,486 ≈ 3.5%. Most likely, actual rents in new waterfront buildings (once they appear) will be noticeably above the district average, but as of the analysis date this is not confirmed by DLD contracts — the calculations provide a conservative lower bound.
Fair price range for an investor targeting a 7–8% ROI (excluding capital appreciation):
– If we rely only on the district’s average rent: the fair price level by the formula [1,173 / 0.08; 1,173 / 0.07] = 14,662–16,757 AED/m².
– The current market is trading at a substantial premium, and to reach a 7–8% ROI, an investor would either need rental rates for new waterfront apartments to rise (expected, but not yet confirmed in DLD data), or to buy at a discount to current market prices.
6. Investment and liquidity outlook
Beach Mansion is a premium waterfront project in one of Dubai’s most dynamically developing areas, with high liquidity at launch and demand stabilizing as construction nears completion. The rising prices in recent transactions (in line with growth across the Dubai Harbour master development) are driven by the uniqueness of the location.
Instant ROI at current district-level prices is relatively low (3.5–4.5% net), which is typical for luxury stock on new seafront locations: the main bet is on further capital appreciation and the gradual formation of a stable rental market, which is already showing an upward trend.
Key limitation: any numerical yield estimates for specific apartments are impossible without confirmed rental rates at the building level. Actual DLD data may only appear once a sufficient number of new contracts are registered in 2024–2025, when the project is fully occupied by tenants.
Related Articles
- How to sell an apartment in Dubai in Tiara West Tower – analysis 2025
- ROI analysis of apartment in Palm Beach Towers: DLD data and real deals
- How to buy an apartment in Dubai in Golf Views Seven City – analysis 2025
- ROI analysis of apartment in Socio: DLD data and real deals
- How to sell an apartment in Dubai in Elitz By Danube – analysis 2025
